HomeMy WebLinkAboutHARMONY TECHNOLOGY PARK, 4TH FILING - PDP/FDP - 07-08/A - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW26. For further information on civil engineering issues, please contact Randy
Maizland, 221-6605. Response: Sheri Langenberger has been the point of
4r- contact for Harmony Road improvements.
27. Regarding the Amended Transportation Impact Study, please be sure to
address Levels of Service for bicycles, pedestrians, and transit. Staff supports
the connecting walkway from Phase Two to Harmony Road via the proposed
campus between the two buildings. For further information regarding
alternative modes, please contact Denise Weston, 416-2643. Response:
Noted.
28. The applicant is encouraged to take advantage of the design assistance for
energy conservation offered by the Fort Collins Utilities. This is a voluntary
program and referred to as the Integrated Design Process which has
completed several successful projects. Please contact Gary Schroeder, 221-
6395, for further information. Response: Noted.
29. Please be aware that at the time of building permit issuance, the project will
be assessed the capital improvement expansion fee. This fee is typically
adjusted on an annual basis. For further information, please contact Felix Lee,
221-6750. Response: Noted.
30. Bicycle parking is required near customer entrances. Racks must be
permanently anchored to concrete and not interfere with pedestrian walkways.
Enhanced crosswalks are required in the parking at areas of high pedestrian
traffic. Response: Bicycle parking has been provided near the main entrance
and the secondary staff entrance.
We look forward to your comments. Please let me know if you have any questions or
need additional information.
Sincerely,
BHA Design, Inc.
Angela K. ilewski
Z
any improvement beyond the local street portion is reimbursable. Response:
Noted. PFA has reviewed the site plan for access conditions.
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18. The access to Phase One may have to shift to the south to avoid conflicts with
the northbound left turn lane. Response: Turn lane can be accommodated.
19. Vacating the western segment of Timberwood Drive requires an Ordinance
and two readings by City Council, Response: Noted.
20. An Amended Transportation Impact Study will be required. This analysis will
help determine the timing of the installation of a new traffic signal at Harmony
and Technology. This new signal will be constructed only when sufficient
warrants are met. For example, in the short term, traffic to Phase One could
be routed east to Lady Moon Avenue to take advantage of the existing signal.
Please contact Ward Stanford, 221-6820, to scope the magnitude of this
Amended T.I.S. Response: An Amended TIS has been included with the
submittal for review.
21. A Minor Amendment submittal will require a revised Utility Plan and an
Amended Development Agreement. A revised Phasing Plan would be helpful
as well. Response: Revised utility plans and phasing plans have been included.
An amended Development Agreement is expected.
22. Staff prefers that a replat be considered versus vacating and dedicating rights -
of -way and easements by separate instrument. Please note that each separate
legal document that needs recording carries a $250.00 fee for processing.
Response: We have included a replat of a portion of Lot 1 to vacated existing
easements and dedicate new easements.
23. A replat requires a Type One hearing, including posting the property and.
mailing notices to affected property owners. Response: Noted.
24. Please check with Matt Baker, 221-6605, Street Oversizing Fund
Administrator, regarding any repays that may be due for improvements to the
Harmony Road and Ziegler Road, including the intersection. Response: Matt
Baker has been contacted.
25. At the time of building permit issuance, the project will be assessed the City's
Street Oversizing Fee and the County's Road Impact Fee. These fees are
based on square footage and land use. Usually, these fees are raised
annually based on the Denver -Boulder consumer price index. For an estimate
of these fees, please contact Matt Baker. Response: Noted.
M.
D. Extended detention is required for water quality treatment to be
designed and incorporated into the water quantity portion of the
detention pond. Response: WQCV is provided.
E. The design of this site must conform to the drainage basin design of
the McClellands Creek Master Drainage Plan as well the City's Design
Criteria and Construction standards. Response: Done.
F. The city wide new development fee is $3,070/acre ($0.0705/sq.ft.) for
new imperviousness over 350 square feet. No fee is charged for
existing impervious area. This fee is to be paid at the time each
building permit is issued. Response: Noted.
G. In the McClellands drainage basin onsite detention is required with a
0.2 cfs/ac release rate for the 10 year storm and a 0.5 cfs/ac release
rate for the 100 year storm. Response: Design will comply with release
rates.
H. A drainage and erosion control report and construction plans are
required and are to be prepared by a Professional Engineer registered
in Colorado. For further information, please contact Basil Harridan,
221-6700. Response: Done.
14. Full public street improvements will be required along the property's frontage
along eastbound Harmony Road with Phase One. This would include the
segment between Technology Parkway and Lady Moon Avenue. Such
improvements include the detached eight -foot wide meandering sidewalk.
Response: Roadway Improvement Plans will be submitted as a seperate plan
set March 21, 2008. The sidewalk will be constructed as part of the HTP
Fourth Filing.
15. In addition, a design of the ultimate three -lane cross-section would be needed
to make sure that development of both Phase One and Two will be
coordinated with future long term improvements. Response: Ultimate design of
Harmony has been submitted and reviewed by City Stoff.
16. Any improvement beyond the local street portion will be reimbursed by the
Street Oversizing Fund upon completion and inspection. Response: Noted.
17. Technology Parkway would have to be fully improved for at least the segment
along the frontage of the subject site. Offsite improvements, such as
extending Technology Parkway south to Timbenvood, may be required in
order to gain a second point of access for the Poudre Fire Authority. Again,
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A. Extend a 16-inch water main in Timberwood Drive from Technology
Pkwy to the east end of the pavement constructed with the initial phase
4w- of the project.. If Timberwood is re -aligned, the water main routing
originally approved will need to be re-evaluated and likely revised.
Response: 76" water main is proposed connecting from Lady Moon
Drive through the future realigned Timberwood Dr. to Technology
Parkway.
B. Sewer in this area will be provided by the South Fort Collins Sanitation
District. At present, the nearest sewer is located in Lady Moon at the
future intersection with Timberwood Drive. Response: Sewer
application and plans will be routed to FCLWD/SFCSD.
C. Schedule meeting with City Water/Wastewater Utilities and the
FCLWD/SFCSD to work out details of water and wastewater service
and the possible re -alignment of Timberwood. Response: Our civil
engineer has met with these entities to develop the utility design.
D. Development fees and water rights due at building permit. For further
information, please contact Roger Buffington, 221-6700.
13. Stormwater:
A. Outfall for this site is through an existing pipe system installed in Lady
Moon Drive by the neighboring development to the east. A private
agreement between the owner of that development and the previous
owner of this site may already exist for the installation costs of that
system. Response: A storm outfall will connect to an existing storm pipe
within the platted ROW of Technology Pkwy.
B. A public drainage easement will be required from the point of outfall
from this site to the point of tie in to the existing storm sewer system in
Lady Moon drive. Response: See above.
C. The site is part of a larger overall development. An overall drainage
plan setting overall detention requirements and release rates should be
prepared. A phasing plan showing how and when detention facilities
will be built should be provided. Response: An overall Master
Drainage Report has been prepared for the entire site. An individual
report will be submitted for each development.
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G. Required Access
4V_ A fire lane may be required. A fire lane shall be visible by painting and
signage, and maintained unobstructed at all times. A fire lane plan shall be
submitted for approval prior to installation. In addition to the design criteria
already contained in relevant standards and policies, any new fire lane must
meet the following general requirements:
0 Be designed as a flat, hard, all-weather driving surface (asphalt or
concrete) capable of supporting fire apparatus weights. Compacted
road base shall be used only for temporary fire lanes or at
construction sites.
0 Have appropriate maintenance agreements that are legally binding
and enforceable.
0 Be designated on the plat as an Emergency Access Easement.
0 Maintain the required minimum width of 20 feet throughout the length
of the fire lane.
If a fire lane cannot be provided, the building shall be fire sprinklered. Please
refer to 97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1.
H. Tuning Radii
Minimum turning radii for emergency apparatus on streets and drives is 25
feet inside, 50 feet outside. Response: The fire access allows for 25' inside and
50, outside radii.
I. Address Numerals
Address numerals shall be visible from the street fronting the property, and
posted with a minimum of six-inch (6) numerals on a contrasting background.
(Bronze numerals on brown brick are not acceptable). NOTE: Access to the
buildings is from Technology Parkway; therefore, address numerals will be off
Technology Parkway. Please refer to section 97UFC 901.4.4. For further
information, please contact Cane Dann, 221-6570. Response: Noted.
Building permit drawings will indicate address numerals.
12. Water and Wastewater: Existing mains: 12-inch water main in Technology
Pkwy, 16inch water main at Lady Moon Drive and Timberwood Drive.
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These requirements may be modified if buildings are equipped with automatic
4v- fire sprinkler systems. Please refer to section 97UFC 901 .2.2.2. Response:
Water service is to be provided by City of Fort Collins with fire by PFA. Hydrant
spacing criteria noted and the building will be sprinklered.
B. Sprinkler Requirements
The proposed building(s) shall be equipped with an approved, automatic fire
sprinkler system. Response: The building will be sprinklered.
C. Standpipes and Fire Pump
Buildings four or more stories in height are required to be equipped with
firefighting standpipes in every stairwell. The standpipe system must be
capable of supplying a minimum 100 psi to the top floor; an approved fire
pump may be required to obtain this minimum pressure. Please refer to IFC
905.3.1. Response: Noted.
D. Fire Department Connection
Fire department connections shall be installed remote from the buildings, and
located on the street or fire lane side of buildings, fully visible and
recognizable from the street or nearest point of fire department vehicle access
or as otherwise approved by the fire code official. If possible, a fire hydrant
shall be located within 100 feet of the FDC. PFA Bureau Policy Response: The
FDC location will be determined as building mechanical design is finalized.
E. Knox Box Required
Poudre Fire Authority requires a "Knox Box" to be mounted on the front of
every new building equipped with a required fire sprinkler system or fire alarm
system. 97UFC 902.4; PFA BUREAU POLICY 88-20 Response: Noted.
Building permit drawings will include this feature.
F. Stairwell Signage
Approved stairwell identification signs shall be posted at each floor level in all
enclosed stairways in buildings four or more stories in height. 97UFC1210.4
and Appendix I-C Response: The building is sprinklered. A 20' wide fire access
path is provided through the parking lot. An emergency access easement will
be provided as required by PFA.
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7. In accordance with the Harmony Corridor Plan, the 80-foot setback from
40- Harmony Road must include undulating berms with particular attention paid to
proper screening of parking lots. Response: Noted. The proposed landscape
and berming has been indicated on the plans.
8. As with the original Harmony Technology Park, the Amended P.D.P. will
continue to be served electrical power by the City of Fort Collins. Existing
system is installed along all public streets. Normal development charges will
apply. A Commercial One ("C-1 ") Form will be required to be completed by
a licensed electrical contractor to determine the load and panel size.
Response: A C-I form has been completed and submitted with this submittal to
assist with transformer sizing.
9. The size and location of the transformer will need to be evaluated. It is usually
most efficient if a single transformer can be designed to serve both buildings.
The location of a new transformer must be coordinated with Light and Power
such that it is within ten feet of hard surface for emergency change -out. The
transformers must be screened from view from the public streets by
landscaping or by an enclosure that provides the minimum clearance
specifications. Response: The transformer has been indicated on the east end
of the building on the site plan.
10. Any change to the existing system will be at the developer's expense. Public
street lighting may already be installed. Be sure that shade trees are kept at
least 40 feet and ornamental trees 15 feet away from street lights. For further
information regarding electrical service, please call Alan Rutz, 221-6700.
Response: Noted.
1 1 . The site will be served by the Poudre Fire Authority. Please note the following:
A. Water Supply
Fire hydrants, where required, must be the type approved by the water district
having jurisdiction and the Fire Department. Hydrant spacing and water flow
must meet minimum requirements based on type of occupancy. Minimum flow
and spacing requirements include: Commercial, 1,500 gpm at 20 psi residual
pressure, spaced not further than 300 feet to the building, on 600-foot centers
thereafter; residential within Urban Growth Area, 1,000 gpm at 20 psi
residual pressure, spaced not further than 400 feet to the building, on 800-
foot centers thereafter; residential outside Urban Growth Area, 500 gpm at 20
psi residual pressure, spaced not further than 400 feet to the building, on
800-foot centers thereafter.
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• This site is intended to be the initial phase of a two -building office campus. It is
bounded on two sides by streets that do not allow on -street parking (Harmony
Road and Technology Parkway). The Land Use Code allows for an increase of the
parking ratio by 20% if on -street or shared parking is not available. We are
requesting a ratio that equates a 16% increase since on -street parking is severely
limited for this site.
• A portion of our parking is proposed as temporary parking. It is located where the
future second building is planned, so will be removed when that building is
constructed. Since our increased parking ratio occurs in this temporary condition,
we will have the opportunity to revisit the parking needs for both buildings as a
campus when the second building is reviewed in the future by the City. At that time,
we'll have known tenants with known parking needs, and can adjust the overall
parking ratios for both buildings as a campus based on these specific needs.
4. Please be aware that Section 3.2.2(E)(6) large parking lots be divided into
smaller sections such that no one section exceeds 200 spaces. Response:
Noted. We've developed the parking lots to ,meet this standard.
5. Also, Section 3.2.1(E)(5) requires that for parking lots that exceed 100 spaces,
there shall be no less than 10% of the interior devoted to landscaped islands.
Response: Noted.
6. Regarding Section 4.26(E)(3)(b) — Campus Exception — Staff would support the
combination of Phase One and Phase Two buildings creating an internal
campus versus requiring Phase Two to comply with the build -to line
requirements. Please be aware, however, that amenities and features that
comprise the campus will be carefully scrutinized to ensure compliance with
both the spirit and letter of the regulation. There are both good (Hewlett-
Packard/Avago) examples and bad examples (Natural Resources Research
Center) of office projects located within a campus setting. Please pay very
close attention to the degree to which Large parking fields are brought up
close to building entrances. A campus setting typically calls for parking fields
to be distributed around the perimeter of the two buildings so that plazas,
courtyards, green space, walkways, fountains, benches, planters and the like
can be concentrated to form a cohesive sense of place not penetrated by
vehicles. This space should connect the buildings for the benefit of the
pedestrian, not parking lots. The campus layout must demonstrate that the
vehicle parking is subordinate to creating a vital pedestrian environment.
Response: We have developed the two -building campus to include an active
central pedestrian courtyard which will be shared by both buildings when the
second building is designed and constructed in the future. The entire courtyard
space as shown would be developed with the initial building. Parking is located
at the perimeter of the campus.
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BHA Design Incorporated
1603 Oakridge Drive
Fort Collins. CO 80525
March 18, 2008
Mr. Ted Shepard
Current Planning
City of Fort Collins
281 North College Avenue
Fort Collins, CO 80521
/ I j4 V O- 0 FFiG6 b(vic. o f nl 6
/ 1 Wort, AM �.o.
Dear Ted, AE1'4A7-
We are pleased to submit the Minor Amendment documents for your review for the
Harmony Technology Park Fourth Filing MAVD Office Building project in Harmony
Technology Park. The following are responses to the Conceptual Review comments:
The site is zoned H-C, Harmony Corridor which permits a mix of office and
light industrial uses as primary uses. Response: Noted.
2. Since the proposed use is roughly equivalent to that which is approved, the
Amended Project Development Plan may be processed as a Minor
Amendment. Any replotting, however, must be processed as an Administrative
(Type One) review. Response: Noted. A Replat of a portion of Lot 1 is included
with this minor amendment submittal.
3. Parking for general office is regulated such that there can be no more than
three spaces per 1,000 square feet of gross floor area, or .75 space per
employee on the largest shift, or 4.5 spaces per 1,000 square feet if all
additional parking spaces gained by the increased ratio (over 3/1,000 sq. ft.)
are contained within a parking garage/structure. Please note that for labor
intensive uses, such as call centers and the like, applicants may avail
themselves of the Alternative Compliance or Exception to the General Office
Parking Standard which allow for the maximum number of parking spaces to
be determined on a customized basis for the particular needs of a specific
end -user. Response: The proposed use is office with the actual tenants yet to
be determined. While we do not yet have a specific end -user, given the type of
office building proposed and its location on Harmony Road, we expect the
tenant mix to include professionals, consultants, service providers and technical
service and design. In general these uses can and have required more parking
than the standard office ratio of 3 spaces per 1,000 s.f. Adequate parking is an
important factor for attracting tenants. As a result, we would like to request a
ratio equal to 3.5 spaces per 1,000 s.f. for this initial building based on the
following justifications:
landscape architecture I planning J urban design
voices 970.223.7577
fax 970.223.1827
www.bhadesign.com